For Agents
Buyer Consultation Planner
What they can carry, what the cash has to cover, and every step between the first meeting and the first offer
What it does
Inside the workbook.
A money-first consultation: what they can carry, and the date they must be under contract.
WHAT YOU GET
- A 5-tab workbook: START HERE · BUYER PROFILE · CONSULTATION PLAN · DASHBOARD · FAQ
- 2 charts that update themselves as you type
- Realistic example figures already filled in, so you can watch it work before you replace them
- A plain-English START HERE guide built into the file, plus a 10-question FAQ
WHY THIS ONE
- Works in FREE Google Sheets. Also opens in Excel. No add-ons.
- One-time purchase. No subscription, no account, no upsell.
- Nothing connects to your bank or your software. You type the numbers in yourself.
- Input cells are unlocked and formulas are protected so a stray paste cannot break the math — and there is NO password, so you can unlock and change anything.
- Every formula was opened in a calculation engine, fully rebuilt, and checked against values worked out independently of the file. If one disagreed, it would not be on sale.
HOW IT WORKS
1. Download and open the file. Nothing to unzip.
2. Read the START HERE tab — about two minutes.
3. Type your numbers over the examples in the blue cells.
GOOGLE SHEETS
File > Import > Upload > choose the file > Replace spreadsheet. No XLOOKUP, no LAMBDA, nothing that breaks on import.
INSTANT DOWNLOAD
Available immediately after purchase under Purchases and Reviews. Nothing ships.
REFUNDS AND SUPPORT
Instant digital downloads cannot be returned automatically through Etsy. Message me — if something is broken or not what you expected, I will fix it or refund you.
AI DISCLOSURE
This workbook was built with AI assistance. Every formula in it was then opened in a calculation engine and tested against independently calculated values before it was listed. The math is checked, not assumed.
This is a digital file only. No physical item will be shipped.
The proof
Every figure, worked out twice.
Before this workbook was listed it was opened in a calculation engine, rebuilt, and every headline figure was compared to a value computed independently in code from the same seed inputs. This is an excerpt of that ledger.
- BuildGenerated from a written spec, opened in a calculation engine, fully rebuilt.
- RecomputeEach figure worked out again in code — never read back from the sheet.
- CompareCell by cell, to a stated tolerance. One disagreement and it does not go on sale.
| Sheet | Cell | Expected | Calculated | Figure | |
|---|---|---|---|---|---|
| BUYER PROFILE | F6 | 5 | 5 | ✓ | Open in the meeting |
| BUYER PROFILE | F7 | 3 | 3 | ✓ | Open same week |
| BUYER PROFILE | F9 | 2 | 2 | ✓ | Open before an offer |
| BUYER PROFILE | F12 | 8,000 | 8,000 | ✓ | Gross monthly income |
| BUYER PROFILE | F13 | 2,240 | 2,240 | ✓ | Max housing payment |
| BUYER PROFILE | F14 | 1,651.28 | 1,651.28 | ✓ | Principal+interest, PMT |
| BUYER PROFILE | F15 | 217.71 | 217.71 | ✓ | Property tax/mo |
| BUYER PROFILE | F16 | 119.74 | 119.74 | ✓ | MI/mo |
Questions
Before you buy.
Will it work in free Google Sheets?
Yes. File > Import > Upload > choose the file > Replace spreadsheet. Every formula was written to work in Google Sheets as well as Excel — no XLOOKUP, no LAMBDA, no add-ons and no subscription.
Why can't I type in some cells?
Those are formulas, locked so a stray paste cannot break the math. There is no password. Review > Unprotect Sheet in Excel, or Data > Protected sheets in Google Sheets, opens the whole thing if you want to change a formula.
Is this a pre-approval?
No, and it should never be shown as one. It is arithmetic on the numbers you type in. It does not see credit, reserves, employment history or a specific lender's overlays. Use it to make the lender conversation short and specific, then let the lender's letter be the number everyone quotes.
Why does it ask me for a debt-to-income limit instead of knowing one?
Because there is no single right answer — it moves with the loan program, the credit profile and the lender. Type in the ratio you are actually working to. If you do not know it, ask the lender what they are using for this buyer and put that number in.
Is the earnest money included in the cash to close?
No, deliberately. It is shown on its own line because the buyer has to have it liquid on day one, but it comes back as a credit at the closing table, so adding it to the total would double-count it.
Does it work in free Google Sheets?
Yes. Every workbook is built with an older, universal formula vocabulary so it imports into free Google Sheets without add-ons, and it opens in Excel as well. You get both in one purchase.
How was it tested?
The workbook was opened in a calculation engine, fully rebuilt, and 40 figures were compared to values worked out independently in code from the same seed inputs. One disagreement would have stopped the release. An excerpt of that ledger is on this page.
Get it
Buyer Consultation Planner — $14.99
Instant download on Etsy. Google Sheets and Excel versions in the same purchase. No subscription, ever.
Educational estimates only. These calculators and workbooks do the arithmetic on the figures you enter; they are general-purpose tools, not financial, investment, tax, legal, lending, insurance or construction advice, and no result is a quote, an offer, or a guarantee of any outcome. Results depend entirely on your inputs and assumptions. Verify anything you intend to rely on with a licensed professional — a CPA, attorney, lender, licensed contractor, or your own agent. WorkbookBarn and Marcos Gil accept no liability for decisions made using these tools. Marcos Gil is a licensed Kentucky real estate agent (License No. 296259) and is not a lender, CPA or attorney.